COMPREHENSIVE PLANNING

STEERING COMMITTEE

MINUTES

OCTOBER 23, 2006

Meeting was called to order at 7:00 P.M. by David Wood. 

Present:  Dave Wood CPSC, Alan Grattidge TB, Marv Schorr CPSC, Dave Adams CPSC, Sandy Verola TB, Doug Salisbury TB, Bruce Gardner TB, Ray Black PB, Mark Hodgkins PB, Christy Schrader CPSC, Gary Vanderhorst CPSC, Lynda Battenhausen CPSC, Guy Mitchell CPSC, Jim Leupold CPSC, Sally Ellms CPSC, Dot Mitchell CPSC, Dawn Szurek CPSC, Connie Wood PB, Chris Mitchell, PB.

The first order of business was to approve the minutes of the October 2, 2006 meeting.  A motion was made by Gary Vanderhorst to approve the minutes with edits, seconded by Christy Schrader.  Motion carried. 

Dave Wood stated the purpose of tonight’s meeting with the joint boards was to gain a better understanding and support for the draft comprehensive plan.  The CPSC is looking for input from the Planning Board and the Town Board before scheduling a public hearing.  Dave said there are to be two public hearings.  One will be the CPSC presentation of the plan to the public.  Then the plan will be presented to the Town Board, who in turn, will have a public hearing to adopt the plan.

Dave Adams suggested sending the draft plan to the County Planning Office before public hearings are scheduled. 

Christy Schrader asked Dave Adams for clarification on his suggestion of the items in the plan that is for review by the next steering committee.  Dave suggested putting these items in Part 1.  He believes there is enough merit to them that they should not be forgotten.  Christy said she doesn’t think they should go in Part 1 because it then becomes part of the plan.  It was agreed to include a reference in Part 1 for the items that were set aside in this plan, and to be reviewed by the next committee in Part II and include page numbers.

Dave Adams noticed that in the draft plan zoning items were Goal 6 and now they are in a separate section under Section 4.  Dave Wood stated the committee edited that at the last meeting trying to be consistent with numbering, and the committee felt it flowed better this way.  Dave Adams said this is a Goal.  It was agreed to make it Goal 6 and also keep it in Section 4.  Dave Wood will make this change. Another thought Dave Adams had was that when talking about famous people in Charlton’s past history, John Taylor, who was the Speaker of the House of Representatives, should be included in that history.  Sandy Verola and Dot Mitchell said they are working on the history now. 

Dave Wood told the joint boards that Part 1 of the plan is all the action items, and the information in Park II is the supporting documentation.  The complete document is available at the Town Clerk’s office.  Part I is what will be given out to people.  Dave said the committee was hoping to tie our comprehensive plan in with the county plan and asked Alan Grattidge if he knew the status of the county’s plan.  Alan said they are getting ready to adopt the plan.  It is currently in draft form and on the county website.  Alan believes the county plan could be adopted by the end of the year.  Dave Wood said he believes our plan is in sync with the county plan. 

Dave Wood suggested going through the plan by looking at the recommendations the committee is suggesting.  This should cover the main items that the plan is designed to accomplish.  Beginning on page 9, Goal 1 – Agriculture and Farmland, Dave said that in the survey that was distributed to the town, the overwhelming item that people wanted was open space, keeping farms, and rural character.  Under Goal 1, number 2, Ray Black asked for clarification of “removing unreasonably restrictive local laws and including agricultural values for real property taxes.”  Dave said Charlton doesn’t have an “unreasonably restrictive law”.  He also said the state has figures they use every year for agricultural values.  Anyone who qualifies as a farmer must make $10,000 a year in sales and have seven acres.  That land then qualifies for ag value assessment which is in the range of $300-$500/acre.  If the farmer rents the land out to someone else, the farmer extends that same benefit to the person he’s renting the land from so they receive the ag values. 

Under Goal 1, number 3, “town staff to become familiar with the exemption of ag buildings in the State Uniform Fire Prevention and Building Code effective January 1, 2003, and the ten-year exemption of new agricultural buildings”, Ray Black said he doesn’t know what that means.  Dave Wood said there isn’t a code that applies to farm buildings.  Alan Grattidge stated that if a farm building houses livestock, you don’t need a permit.  If it’s a mixed use, they do need a permit.  Guy Mitchell offered to seek information on permits as they apply to farms.

Number 7, “purchase of Development Rights…” Ray Black stated that in addition to purchase of development rights, there is a concept called transfer of development rights and he didn’t see that in the plan.  Dave said the transfer of development rights was discussed by the committee but it is not included in the plan.  You need a larger area to do that and it was defeated in Northumberland.

Goal 2 is Open Space/Environmental Resources.  Under number 9, “encourage use of development rights and easement programs…” was changed to read “encourage purchase of development rights and conservation easement programs…” 

Goal 3 is Historic Buildings and Landmarks.  Under number 1, the last word “Village” was removed.  Sandy Verola said the Historic committee is studying other sites in town worthy of preservation and also is working on the historic information for the plan.  Scotch Church and Charlton Village are already on the National Historic Register.  Ray Black asked if it is the intent to eventually create town centers in other parts of Charlton and/or create other hamlets.  Dave Wood said this is looking to preserve the historical value to certain areas in town.  Dave Adams said that if there are other areas in town where another hamlet was proposed, and it met with all the zoning regulations and town laws, there is nothing to stop it.  Dave Wood said that other desirable areas in town where this could be done would not meet our current zoning laws and wouldn’t be allowed because of larger lot sizes. 

Goal 4 is Community Pride and Citizen Involvement.   The section in bold under Goal 4 was edited to read, “Encourage programs and activities that continue to support responsive town government and make Charlton a rewarding place to live.  Number 3 was changed to read, “Place special emphasis on senior citizens…”

Goal 6 replaced what previously read Section 4.  Goal 6 is Zoning Ordinance and Subdivision Regulations.  These items are recommended for action.  Under number 1, PUD, Alan Grattidge stated that could open up multiple dwellings on single parcels.  He stated the town board struggled several years ago with senior housing and settled on having one single family house per parcel.  Alan believes this is a major change depending on the specifications.  Dave Adams stated there is a lot of work that has to go into a PUD and it has to go before the planning board and meet their criteria.  He reminded the group that the majority of the respondents of the survey stated they want to preserve open space and do not want to see their taxes raised.  Allowing PUD’s is one of the ways to do this without raising taxes.  Under number 2, after considerable discussion, it was decided to delete until a Certificate of Occupancy is issued, at the end of the sentence.  It was felt that there are risks if the builder fails to follow through with what he is suppose to do.  An attorney could argue the fact and claim that it states in our plan once the CO is issued, the job is done.  Ray Black asked about water supply to a neighbor when a new house goes in.  If the requirement is kept at two acre lots, generally there isn’t an issue with water supply and a new well interfering with the neighbor’s water supply.  Dave Adams and Marv Schorr stated that if there is a concern, the developer can be required to run a draw down test and monitor the level of the adjoining wells.  This will determine whether water from the new well is affecting adjacent wells. 

Ray Black directed the committees attention to page 15, number 1 under Items Recommended for Study and Possible Action.  It reads, “Amend zoning to require evidence of an adequate water supply before a building permit can be issued for a residence.”  Ray believes that’s the better way of handling this.  He doesn’t believe requiring someone to do this as part of a subdivision is the right thing to do because they may not be subdividing for a building.  He believes if the intent is for someone to build a house on a parcel, they shouldn’t be issued a building permit until they can prove there is enough water and that it doesn’t affect the neighbors.  That’s Ray’s recommendation.  Dave Adams stated that this item was aimed at a subdivision for building houses.  He believes all the information on the water would come out in the details and how the regulations are developed.  Ray suggested that number 2 under Goal 6, on page 14, be removed and strengthen number 1 under Items Recommended for Study and Possible Action on page 15.  Dave Adams stated that the items on page 15 are not to be ignored.  They require evaluation by the zoning review committee and approval by the town board whether or not it should be adopted.  Dave Adams is going to review number 2 under Goal 6. 

On page 18, Section 4, Action Plan, this section summarizes the actions recommended to achieve the goals and objectives.  To implement the plan the zoning regulations will have to be changed.  Alan Grattidge asked how the draft plan is going to be presented.  Dave Wood stated the CPSC will have a public hearing presenting the plan to the public.  Guy Mitchell asked the members of the town board if they are in agreement with the draft plan.  He stated if there is something in the plan that the town board doesn’t agree with, the committee would have to edit the plan before presenting it to the public.  Alan Grattidge said the one area he has a concern with is the details of the PUD.  Conceptually he is in agreement.  Sandy Verola said she has major concerns with the PUD section.  Bruce Gardner stated that he would like to read through the plan again.  Gary Vanderhorst said that before going to the public with the plan, the committee would like the town board to be comfortable with it.  After much discussion it was decided that a public hearing won’t be scheduled until after the first of the year.  Alan Grattidge suggested putting the notice of the public hearing in the newsletter which would go out in early February.  A synopsis of the six Goals could be inserted in the newsletter so the public can see a shortened version before the hearing and it could go on the website.  Also, the church may be a better meeting place for the hearing because of its size and adequate parking.  Dave Wood asked if there are members of the town board who would be able to meet with some members of the committee to give their input prior to the next CPSC meeting on November 6^th, and then any of the town board who would like to attend the November 6^th meeting are invited to do so.  Meeting was adjourned at 9:05 P.M.